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    20040 Lark Road Goodman, MO 64843

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    Claim this Listing
    For Sale
    $4,900,000

    COMMERCIAL - Goodman, MO

    Property size:
    41,344 SF
    Lot size:
    25.00 Acres
    Added:
    Sep 26, 2024
    Days on Market:
    572
    Last Refresh:
    Apr 20 at 6:06 am

    Property Features for 20040 Lark Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Fencing
    Barbed Wire
    Standard status
    Active
    Size
    41,344 SF
    Lot size
    25.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    22134

    Utilities

    Utilities
    Electricity Available
    Heating system
    Electric (Heating), Central
    Cooling system
    Central Air, Ceiling Fan(s)

    Building Details

    Flooring type
    Concrete, Laminate
    Roof type
    Composition, Metal

    We can help!

    Listing Contact
    Jennifer Henson
    Jennifer Henson

    Listing agent Jennifer Henson License #2019013925

    Listing office Fox and Riley Real Estate 125 S Washington Street, St. Charles, MO

    Listing date Sep 26, 2024

    MLS# 245110

    Copyright © 2026 Ozark Gateway Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Commercial Property with Rail Access

    This commercial property in Goodman, Missouri, offers a 40,000-square-foot warehouse that was fully renovated in 2021. The warehouse features 100% concrete floors, one dock door with a leveler, and three drive-in bays with 14' x 16' garage doors. It also includes a 24' sidewall height and two walk-in doors with restrooms, offering potential for an office area. The property spans 25+/- acres with no known restrictions and includes a 50,000-square-foot pad ready for construction. It is equipped with three-phase power in two separate areas, semi-truck scales, a large water well with a three-phase pump, an additional well, and two septic systems. A 1,344-square-foot office building or residence is also located on the premises. Fiber internet is available. The property has independently owned rail spur with two switches and a 45-car capacity, along with a car-moving winch. It is located on Highway 59 near Neosho Airport, providing easy access to I-49 and is 22 miles from I-44. The property is situated in an Opportunity Zone and Foreign Trade Zone and has CPKC Class 1 railway access. It is centrally located in the middle of the US.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Warehouses

    Suggested Use

    Auto Repair Shop Auto Parts Store Department Store Storage Facility Grocery & Convenience Store Discount Store Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Legacy Storage Neosho — 19912 Quapaw Lane, Neosho, MO 64850

    Location Insight

    • Map
    • Local Demand
    City
    Goodman
    County
    McDonald
    State
    Missouri
    Longitude
    -94.396848
    Latitude
    36.787327

    FAQs

    What type of property is this?
    Warehouse - Renovated warehouse with rail access and development potential.
    Where is this warehouse located?
    The property is located at 20040 Lark Road Goodman, MO.
    What is the asking price?
    The asking price for this property is $4,900,000.
    What are key features of this property?
    This property features: CPKC Rail Access: Independently owned rail spur with 2 switches and 45‑car capacity.; 40,000 Sq Ft Renovated Warehouse: Renovated in 2021, featuring concrete floor, dock door with leveler, drive‑in bays, and 24' sidewall height.; Opportunity Zone & Foreign Trade Zone: Located within designated zones.
    (417) 825-4148
    We can help!
    Listing Contact
    Jennifer Henson
    Jennifer Henson
    Real Estate License ID: 2019013925
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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